Village of townhouses and shops could be coming to Jefferson Avenue

MURRIETA - A true mixed-use development proposed for Jefferson
Avenue has the endorsement of the Planning Commission.

After a month of consideration - and nearly four hours of
discussion Wednesday - the Planning Commission approved the
mixed-use village dubbed Plaza de Murrieta at the northeast corner
of Jefferson and Lemon Street. It now needs the approval of the
City Council.

The development would feature townhouses with French cottage and
Spanish themes, open space and a commercial aspect, possibly
anchored by a market.

"This brings an element to the city which isn't here right now,
which I think you've been looking for," said Gary Thornhill, a
consultant for developer Pacific Century Group of Irvine.

Indeed, many city leaders have sought mixed-use developments for
some time, either in the suburban fashion proposed by Pacific
Century or the classic urban structure of apartments over
shops.

"This is something that will bring something new to the area,"
Chairman Randon Lane said.

Plaza de Murrieta would be built across a hilly 53 acres, and
would have 3.56 acres of parks for residents belonging to its
homeowners associations, officials said. Amenities will include a
basketball court, tot lots, a children's pool, and possibly a small
dog park.

Besides being one of the region's first mixed-use villages, 19
of the three-story townhouses would double as the bases of small
businesses - referred to as "live-work units."

The units, which would be situated along the subdivision's main
street, would appeal to accountants, lawyers and landscape
architects, Thornhill said. Medical offices wouldn't be allowed; a
day care center with less than 9 children would be allowed only if
the Planning Commission were to grant the applicant a special
permit.

Very few subdivisions in Riverside County feature live-work
units, city officials said. The Harveston development in northern
Temecula has four live-work units, said Thornhill, a former
Temecula assistant city manager.

Architects for the developer designed five distinct areas within
the subdivision. They include:

- nearly 100 single-family homes to be built on about 18 acres,
with an average of 5.54 units per acre;

- 145 two-story townhouses across 14 acres that will be front a
series of paseos, greenbelts and a central fountain courtyard;

- nearly 90 three-story townhouses on 6 acres with kitchens and
living quarters on the second and third floors, with the first
floors suitable for commercial uses;

"It's a very substantial community that isn't served very well
(commercially)," Thornhill said of western Murrieta. "We feel
there's a demand that's not being met."

Besides securing approval of the Indian tribes and providing
more open space in the past few weeks, the developer had one final
issue to resolve: whether the housing part of the development would
be gated.

It would be, if the City Council approves the commission's
conditions without amendment.

Pacific Century had preferred not to gate the townhouses to
allow residents of neighboring subdivisions access to the parks.
But city officials sought a gate for safety and road issues.

The project largely met the satisfaction of city officials,
local businesses and many area residents who were pleased to see
that it will smoothly blend into western Murrieta; to the north are
single-family homes, and to the south, a senior apartment complex
almost complete. The Pechanga and Soboba bands of the Luiseno
Indians have consented to the project, and will monitor
construction for architectural artifacts, officials said.

Outspoken resident Barbara Nugent publicly endorsed the
project's architecture and design - elements she has contested in
other recent projects, including the neighboring Village Walk
shopping center to the southeast.

"This is the only project I have seen with character built in,"
Nugent said of Plaza de Murrieta. "This one has the potential to
stand out from the crowd, and certainly has more of a village
atmosphere than Village Walk will ever have."